While I don't know your carrying and closing costs, that appears to be a return of $28K.  28K return on 37K invested is ROI of 75.6%.So unless I got it totally wrong and there were other expenses I didn't account for, a big WOO HOO!

If I am wrong on any of those topics I am happy to learn from you.

@Anthony Snyder I think you are asking the wrong question.

What all has gone wrong with your rental there?

Not for any other reason than it's just another thing to go wrong and you'll get calls about it.

Can't go wrong in Forsyth.  

I don't deal with much commercial, so someone correct me if I'm wrong, but a commercial lender will want to see some experience from you to be willing to lend the money.  

Unless there's something specifically wrong with the property that would preclude any bank from loaning on the property. 

I know a lot can go wrong still being inexperienced.

That might be the wrong way to look at it.Thanks!